Any advise from the seasoned investors on how to creatively lesson by loss would be greatly appreciated and I hope by sharing my situation newbies and experienced investors alike will double their efforts on due diligence when doing every deal no matter how much you think you have limited your risk.Currently the house has been vacant for the last five months after suffering another bad tenant who's salary is currently  garnished to pay for damages.

If you re-rent quickly, you've suffered little or no damages.

Angela,I understand not wishing to undo the tile work, but acrylic three-piece tub surrounds are far easier to look after and will suffer tenants better than tile.

So, you didn't do any baiting and switching.In my opinion.BUT, where I see a potential problem here, is whether or not GA law requires you to actually suffer out-of-pocket damages, for him refusing to sign the first contract. 

Equipment should also be warranted from the manufacturer and you should receive a minimum performance contract included.MYTH: You will have the option to upgrade down the road.FACT: Leasing companies must own the system for at least 5 years or suffer federal tax credit recapture.

How did she suffer damages/monetary losses by your renting a smoky house to her son? 

That needs to be refunded immediately,We had a tenant whose ac broke on a Friday night, they suffered through till Monday before phoning.

Trouble is, every time it gets really hot, the local news runs another Death Watch segment where children, the elderly, and the sick are suffering and dying.  

I do not suffer from nor do I have any tolerance for emotions in making business decisions. 

A Hotel may suffer more with an economic downturn for an area.